450 Hayes St Unit 1B
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
💵What this unit actually costs per month
29% of that payment is not the mortgage. The HOA fee alone is $73,680 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $7,500.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($56,250). Common for small associations and not a defect on its own, but it does remove FHA buyers from your resale pool.
Minimum realistic down payment here: 5% · verify on HUD's lookup
Rate is the Freddie Mac PMMS 30-year average for the week of 2026-10-08 — a national survey figure, not a quote. Tax, insurance and closing costs are estimates; your own Loan Estimate is the real number.
This building's HOA fees
🚩 Rising fast · +11.4%/yrReconstructed from 3 units of recorded sales at 450 Hayes St — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues climbed 38% in 3 years — about +11.4%/yr across 3 units of recorded sales, well above inflation. A rise this steep is a leading signal of a special assessment, a drained reserve fund, or an insurance shock. The listing never shows it; the building's documents are where the "why" lives.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (1.3%/yr)
- Newer build (2016)
⚠️ Cons
- HOA $1228/mo
- Ground floor
🚩 Red flags
- HOA rising ~11%/yr in this building ($792/mo in 2023 → $1094)
- Back on market — a pending sale fell through (relisted Sep 25) — ask why
- Very high HOA $1228/mo (full-service high-rise)
Photos
Price history (this unit)
- Sep 10, 2026 — Listed $1,125,000
Description
Chic bi-level townhouse offering dramatic scale, modern design, and exceptional indoor/outdoor living in the heart of Hayes Valley. Soaring approximately 30-foot ceilings create an immediate sense of volume in the main living level, where an open floor plan seamlessly connects the living and dining areas with a sleek, contemporary kitchen. A generous peninsula provides the perfect setting for casual dining, morning coffee, or entertaining, complemented by a gas range and abundant workspace. A full bathroom completes the main level. Upstairs, a striking catwalk-style walkway overlooks the living space and doubles beautifully as a home office or den. The spacious primary suite is a private…